109 Dickens Drive – Property Summary

Key Characteristics & Buyer Profile

This is a 1968-built home with 1,238 sq ft of living space on a 6,738 sq ft lot. The property sits slightly below average for living area on Dickens Drive (ranked 54th out of 70 homes), but the lot size is a clear standout—it ranks in the top 19% on the street and top 19% city-wide. The home’s assessed value of $392,000 is close to the neighbourhood median, and its construction year is slightly newer than average for Westwood (where most homes date to around 1966).

What makes this property worth a look isn’t its size, but its proportions. The living area is modest by local standards, yet the lot is generous. That combination tends to appeal to buyers who value outdoor space over square footage inside—people who might garden, add a garage or workshop, or see potential for a future addition. It’s also a solid entry point into Westwood, a stable, established neighbourhood, without paying a premium for a fully renovated or oversized home.

The house would suit:

• First-time buyers looking for a functional layout and a good-size yard in a mid-century neighbourhood
• Buyers who prefer a less cramped street (Dickens Drive has larger homes on average, but this lot stands out)
• Investors or renovators who see upside in a home that’s not the biggest on the block but has land to work with

Five Frequently Asked Questions

1. How does the living space compare to other homes nearby?
It’s on the smaller side for Dickens Drive—about 200 sq ft below the street average of 1,445 sq ft. Within Westwood, it’s very close to the neighbourhood average (1,372 sq ft). So it’s not unusually small for the area, just slightly undersized for its immediate street.

2. Why does the lot size matter more than the house size here?
Because land is the harder thing to change. You can add square footage, renovate, or reconfigure a house. You can’t easily increase your lot. This property ranks in the top 20% city-wide for land area, which gives it flexibility—whether that’s for a future addition, a larger garage, or simply having more private outdoor space than most homes in the area.

3. Is the assessed value fair compared to similar homes?
It sits at $392,000—slightly below the street average ($410,000) but right at the Westwood median ($392,000) and above the city-wide average ($390,000). The assessment reflects a home that’s not overpriced relative to its neighbourhood but isn’t a bargain either. It’s a fair market entry point.

4. Does the 1968 build date mean the house is outdated?
Not necessarily. 1968 is a typical construction year for the area, and this home is actually newer than the Westwood average (1966). It’s not “old” relative to its surroundings—it’s part of the standard mid-century fabric. What matters more is what’s been updated since. The data doesn’t speak to that, so a proper inspection would tell you more about mechanicals, windows, and finishes.

5. How does this property rank overall in Winnipeg?
Across all 194,000+ single-family homes in the city, it’s in the top 47% for living area, top 40% for assessed value, top 50% for build year, and top 19% for lot size. The land is the only metric where it truly outperforms—everything else is close to average. That makes it a solid, unflashy choice for someone who values yard space and is willing to compromise on indoor square footage.